75-5782 Alii Drive, Suite 306 Kailua-Kona, HI 96740 RON STICKNEY PAM STICKNEY
Monday, March 20, 2017
Michael Adams
MSA HOME INSPECTIONS 75-5851 Kuakini Hwy, Box 25 Kailua Kona, HI 96740
808-895-4364 www.msahomeinspections.com
[email protected]
The best home inspection experience available.
March 22, 2017 Dear Ron Stickney and Pam Stickney, RE: Report No. 1007 75-5782 Alii Drive, 306 Kailua-Kona, HI 96740 Thank you for choosing us to perform your home inspection. The inspection itself and the attached report comply with the requirements of the Standards of Practice of our national Association. This document defines the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report. The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein . The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If conditions change, we are available to revisit the property and update our report. The report itself is copyrighted, and may not be used in whole or in part without our express written permission. Again, thanks very much for choosing us to perform your home inspection. Sincerely, Michael Adams on behalf of MSA HOME INSPECTIONS
MSA HOME INSPECTIONS 75-5851 Kuakini Hwy, Box 25 Kailua Kona, HI 96740 808-895-4364 www.msahomeinspections.com
[email protected]
INVOICE March 22, 2017 Clients: Ron Stickney and Pam Stickney Report No. 1007 For inspection at: 75-5782 Alii Drive, 306 Kailua-Kona, HI 96740 on: Monday, March 20, 2017 Condo Inspection - 501 to 1000 sf
$250.00 HI GET Tax Total
$10.00
$260.00
PAID IN FULL - THANK YOU!
MSA HOME INSPECTIONS 75-5851 Kuakini Hwy, Box 25 Kailua Kona, HI 96740 808-895-4364 www.msahomeinspections.com
[email protected]
Report No. 1007
SUMMARY 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
www.msahomeinspections.com
March 20, 2017 STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
HREFERENC This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the complete document. Priority Maintenance Items
Electrical DISTRIBUTION SYSTEM \ Outlets (receptacles) Condition: No GFCI/GFI (Ground Fault Circuit Interrupter) All of the outlets in the kitchen, master bath and hall bath need to be GFCI protected. Only one of the two outlets in the hall bath counter area is GFCI protected. Replace as many standard outlets as required to maintain GFCI protection in these water-prone areas. Implication(s): Electric shock Location: Kitchen, Master Bathroom, Hallway Bathroom Task: Improve Time: Immediate
Insulation and Ventilation General Remove the dust or lint accumulating on the electrical breakers. Also, have building maintenance inspect what appears to be the dryer duct behind the small access panel in the ceiling above the electrical distribution panel. The duct has a white plastic adapter with designed opening in the sidewall. This appears to be leaking dust or lint into the ceiling cavity and onto the breakers. Implication(s): Fire hazard Location: Hallway Bathroom Task: Service and Clean Time: Immediate
Plumbing FIXTURES AND FAUCETS \ Shower stall Condition: Entrance problems Recommend installing an extra swivel fitting or shower head with more angle adjustment to avoid spraying water onto the floor when starting the shower with the door open. Implication(s): Difficult access Location: Hallway Bathroom Task: Improve Time: Discretionary
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Page 1 of 24
Report No. 1007
SUMMARY 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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March 20, 2017 STRUCTURE
ELECTRICAL
HEATING
COOLING
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HREFERENC
Interior General Repair the missing grout on the lower left side of the hall bath shower between the wall tiles and shower pan. Implication(s): Over time, splashing water may get in between the tile and shower pan and damage the wall and floor under the shower pan, or even leak water into the unit below.. Location: Hallway Bathroom Task: Repair Time: Immediately DOORS \ Doors and frames Condition: Damage Replace the broken and worn out screen material on the screen doors leading to the lanai. Location: Balcony Task: Repair Time: Discretionary Condition: Delaminated Repair the delaminating material on the lower edge of the back side of the front door. This appears to be a cosmetic item at this time. Location: Foyer - lower inside edge of the front door Task: Repair Time: Discretionary Condition: Binds The sliding glass doors to the lanai get difficult to slide when they reach about half open. Recommend servicing the door wheels and rails. Implication(s): System inoperative or difficult to operate Location: Balcony - sliding doors Task: Service Time: Discretionary APPLIANCES \ Refrigerator Condition: Replace the rusted wire shelf in the freezer. Location: Kitchen - Refrigerator/Freezer Task: Replace rusted freezer shelf Time: Discretionary This concludes the Summary section. The remainder of the report describes each of the home's systems and also details any recommendations we have for improvements. Limitations that restricted our inspection are included as well. The suggested time frames for completing recommendations are based on the limited information available during a pre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
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Report No. 1007
ROOFING 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
HEATING
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HREFERENC
Description General: This condo is located in the northwest corner on the 3rd floor of a seven story building containing numerous business offices on the first floor and private residences on floors above. It overlooks Alii Drive and the ocean. The home is considered to face :
West
Limitations Inspection performed:
Not inspected. The roof is part of the common area maintained by the building association.
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Report No. 1007
EXTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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Description Gutter & downspout material: by the building association. Wall surfaces and trim: building association.
Not inspected. The gutters and downspouts are part of the common areas maintained
Not inspected. The exterior walls and trim are part of the common areas maintained by the
Driveway: Not inspected. The driveways and parking areas are part of the common areas maintained by the building association. Balcony:
The lanai flooring appears to be tile on concrete and is in satisfactory condition.
1.
2.
Balcony: Metal railings The metal railings on the west and north sides of the lanai are in satisfactory condition.
3. Metal railings
4. Metal railings
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Report No. 1007
EXTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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5. Metal railings No performance issues were noted.
Limitations General: Not inspected. The entire exterior of this building is maintained by the building association and was not inspected.
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Report No. 1007
STRUCTURE 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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Description Configuration: association.
Not inspected. The building structure is part of the common areas maintained by the building
Foundation material: association.
Not inspected. The foundation is part of the common areas maintained by the building
Floor construction: Not visible Not inspected. The floor structure is part of the common area maintained by the building association. Exterior wall construction: the building association.
Not inspected. The exterior wall construction is part of the common areas maintained by
Roof and ceiling framing: building association.
Not inspected. The roof and ceiling framing is part of the common areas maintained by the
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Report No. 1007
ELECTRICAL 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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Description Service entrance cable and location: Not visible Not inspected. The electrical entrance to this building was not accessible. Service size: 100 Amps (240 Volts)
6. 100 Amps (240 Volts) Main disconnect/service box rating:
Not visible. See note in "Limitations".
7. 100 Amps (240 Volts) Main disconnect/service box type and location: Breakers - utility room 2nd bathroom
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Report No. 1007
ELECTRICAL 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
HEATING
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HREFERENC Number of circuits installed: 16
8. 16 System grounding material and type: Not visible The grounding wire is copper in the distribution box, but the actual grounding location and connection was not observed because it is part of the building common areas.
9. Not visible Distribution panel rating: 150 Amps
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Report No. 1007
ELECTRICAL 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
HEATING
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10. 150 Amps Distribution panel type and location: Breakers - utility room 2nd bathroom Distribution wire material and type: Copper - non-metallic sheathed
11. Copper - non-metallic sheathed Type and number of outlets (receptacles): Grounded - typical I tested all of the accessible electrical receptacles throughout the unit. It was difficult to insert my tester into some of the outlets. Ron was in attendance and said the outlets appeared to be child-proof. All of the receptacles I was able to test appeared to be wired correctly.
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Report No. 1007
ELECTRICAL 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
HEATING
COOLING
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INTERIOR
HREFERENC Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - bathroom Hall Bath - There is one GFCI receptacle in hall bathroom on the left side of the counter. It works, but it was very difficult to get my tester in and out of the plug. There is a second receptacle near the sink on the wall next to the dryer. That receptacle was not a GFCI and did not trip the GFCI receptacle on the left side of the counter. Master Bath - The receptacles in the master bath are not GFCI and are not tied to the GFCI in the hall bathroom. There is a wire coming out of a non-GFCI breaker in the distribution box labeled "GFCI". This may be the breaker and wire supplying power to the GFCI receptacle on the left side of the counter in the hall bathroom.
12. GFCI - bathroom GFCI - kitchen None of the receptacles around the kitchen counters and dishwasher were GFCI or controlled by the GFCI receptacle in the hall bathroom. Smoke detectors: Present Living room and bedroom Carbon monoxide (CO) detectors:
None noted
Limitations Inspection limited/prevented by: Restricted access The size rating of the main service box was not visible. The box is located in a service closet on the 3rd floor near the building elevators. The closet contains the electric meters for all of the 3rd floor units. The main service entrance and disconnect box for this unit contained two 100 amp breakers tied together. The box also contained the electric meter and could not be opened to verify the box size.
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Page 10 of 24
Report No. 1007
ELECTRICAL 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
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INTERIOR
HREFERENC System ground:
Continuity not verified
Recommendations DISTRIBUTION SYSTEM \ Outlets (receptacles) 1. Condition: No GFCI/GFI (Ground Fault Circuit Interrupter) All of the outlets in the kitchen, master bath and hall bath need to be GFCI protected. Only one of the two outlets in the hall bath counter area is GFCI protected. Replace as many standard outlets as required to maintain GFCI protection in these water-prone areas. Implication(s): Electric shock Location: Kitchen, Master Bathroom, Hallway Bathroom Task: Improve Time: Immediate
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Page 11 of 24
Report No. 1007
HEATING 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
HEATING
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HREFERENC
Description General:
No furnace or other built-in heating unit was observed in this condo unit.
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Report No. 1007
COOLING & HEAT PUMP 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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March 20, 2017
STRUCTURE
ELECTRICAL
HEATING
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HREFERENC
Description General: The condo contained vents at the top of the living room and bedroom walls and over the toilets in each bathroom that appear to be linked to a building wide ventilation system. No controls were observed in any room to control the airflow thru these vents. There is a 20 amp breaker in the distribution panel labeled "A/C" but I could not find evidence of a central A/C control unit or an A/C wall unit in the condo. This circuit may feed a dedicated outlet intended for a portable air conditioning unit. Air conditioning type:
None present
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Report No. 1007
INSULATION AND VENTILATION 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
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EXTERIOR
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HREFERENC
Description General: The insulation, vapor barrier, and ventilation systems of the building and within the walls, ceilings, and floors of this condo unit are maintained by the building association.
Limitations Attic inspection performed: There was a small access panel in the ceiling of the hall bathroom above the electrical distribution panel. Visibility into the ceiling cavity was extremely limited to part of a metal ventilation duct and what appeared to be a dryer duct. Nothing else could be observed. There was also a lot of dust or what appeared to be lint on the breakers in the electrical distribution panel. When I opened the small access panel in the ceiling the white duct that appeared to be a dryer duct had a plastic adapter with a designed opening in the sidewall. If this is the dryer duct, the dust (or lint?) collecting on the breakers may be from this opening.
13.
14.
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Report No. 1007
INSULATION AND VENTILATION 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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STRUCTURE
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15. Air/vapor barrier system:
Continuity not verified
Mechanical ventilation effectiveness: Not verified The effectiveness of the building ventilation system ducts in the living room, bathrooms and bedroom was outside the scope of this inspection and not evaluated.
Recommendations General 2. Remove the dust or lint accumulating on the electrical breakers. Also, have building maintenance inspect what appears to be the dryer duct behind the small access panel in the ceiling above the electrical distribution panel. The duct has a white plastic adapter with designed opening in the sidewall. This appears to be leaking dust or lint into the ceiling cavity and onto the breakers. Implication(s): Fire hazard Location: Hallway Bathroom Task: Service and Clean Time: Immediate
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Report No. 1007
PLUMBING 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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Description Water supply source:
Public
Service piping into building:
Not visible
Supply piping in building: Copper Based on observations of the hot and cold water supply pipes under the sinks. Main water shut off valve at the:
Not observed. I was not able to locate a main water shutoff valve inside the condo.
Water flow and pressure: Functional Based on turning the water on and off at the faucets. I was not able test the water pressure with my water pressure gauge. Kitchen - the sink and dishwasher ran and drained satisfactorily. Hall Bath - The sink and toilet ran ran and drained satisfactorily. Master Bath - the shower, tub, both sinks, and toilet ran and drained satisfactorily. Water heater type: Not observed. Per Ron, the water heater is part of the common areas maintained by the building association (per Ron) Water heater fuel/energy source: Tank capacity:
Not observed.
Not observed. Part of the common areas.
Water heater approximate age:
Not observed. Part of the common areas.
Waste and vent piping in building: ABS plastic From sinks and dishwasher. Not visible From tub, shower, washer, and toilets. Main fuel shut off valve at the:
Not observed.
Limitations Inspection limited/prevented by:
I could not find the main water shutoff valve to the condo unit.
Fixtures not tested/not in service: Shower Hall Bath Shower - The shower head points toward the shower door instead of away from it. I was not able to point shower head far enough toward a side wall to avoid splashing water onto the floor when turning on the water. Clothes washer and dryer.
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Page 16 of 24
Report No. 1007
PLUMBING 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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March 20, 2017 STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
HREFERENC Items excluded from a building inspection: Water quality Septic system Isolating/relief valves & main shutoff valve Concealed plumbing Tub/sink overflows Water heater relief valves are not tested
Recommendations FIXTURES AND FAUCETS \ Shower stall 3. Condition: Entrance problems Recommend installing an extra swivel fitting or shower head with more angle adjustment to avoid spraying water onto the floor when starting the shower with the door open. Implication(s): Difficult access Location: Hallway Bathroom Task: Improve Time: Discretionary
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Page 17 of 24
Report No. 1007
INTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
HEATING
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HREFERENC
Description General: Hall Bath Shower - Grouting is missing at base of wall tile and shower pan on the left side as you look into the shower stall.
16. Major floor finishes: Tile
17. Tile
18. Tile
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Page 18 of 24
Report No. 1007
INTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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19. Tile Major wall finishes:
Gypsum board
Major ceiling finishes:
Gypsum board
Major wall and ceiling finishes: Windows:
Gypsum board
Louvered - in the bedroom.
20. Windows: Glazing:
Metal
Aluminum
Single
Exterior doors - type/material: Sliding glass Sliding glass doors from the living room to the lanai - both were hard to move at one point on each side (about half way open).
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Report No. 1007
INTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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HREFERENC Screen doors in the living room - the screen material is torn and worn out. Solid wood Front Door 1. The laminated finish surface on the inside bottom of the front door is delaminating at the bottom. The lower 5" of the laminated finish layer has separated from main core of the door. This appears to cosmetic and limited to the back side only and does not affect the ability of the door to open and close or maintain security. The main core of the door felt solid and the laminate on the front side of the door appeared to be satisfactory. 2. The door knob is loose.
21. Solid wood Doors:
Inspected
Party walls:
None
Oven type:
Conventional
Oven fuel:
Electricity
Range fuel:
Electricity
Appliances: Refrigerator Age could not be determined, but the freezer and refrigerator worked satisfactorily. The grate in the freezer is rusted.
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Report No. 1007
INTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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22. Refrigerator Range hood Built into microwave Dishwasher Whirlpool functioned satisfactorily Waste disposal None Trash compactor None Microwave oven Central vacuum None Door bell None Laundry facilities: Washer The washer was part of the over-under unit in the hall bathroom. Hot/cold water supply Shutoff valves were located under the sink in the hall bathroom. Dryer The dryer was part of the over-under unit in the hall bathroom. 120-Volt outlet Not visible 240-Volt outlet Not visible Waste standpipe Not visible
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Page 21 of 24
Report No. 1007
INTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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ELECTRICAL
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HREFERENC Kitchen ventilation: Recirculating type Contained in the microwave over the stove Bathroom ventilation:
Ventilation in both bathrooms was provided by the building's central ventilation system.
23.
24.
Laundry room ventilation: The over-under washer and dryer were located in the hall bathroom. Ventilation is provided by the building's central ventilation system. Counters and cabinets: Inspected All cabinets and counters in the bathrooms and kitchens appeared to be fairly new condition and functioned satisfactorily. Stairs and railings:
Inspected
Limitations Inspection limited/prevented by:
Storage in closets/cupboards
Not included as part of a building inspection: Carbon monoxide detectors None observed Security systems and intercoms None observed Cosmetic issues Appliances The washer and dryer were not tested
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Page 22 of 24
Report No. 1007
INTERIOR 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
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March 20, 2017 STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
HREFERENC
Recommendations General 4. Repair the missing grout on the lower left side of the hall bath shower between the wall tiles and shower pan. Implication(s): Over time, splashing water may get in between the tile and shower pan and damage the wall and floor under the shower pan, or even leak water into the unit below.. Location: Hallway Bathroom Task: Repair Time: Immediately DOORS \ Doors and frames 5. Condition: Tighten front door knob Implication(s): The door knob assembly may break if it gets too loose. Location: Foyer - front door knob Task: Repair 6. Condition: Damage Replace the broken and worn out screen material on the screen doors leading to the lanai. Location: Balcony Task: Repair Time: Discretionary 7. Condition: Delaminated Repair the delaminating material on the lower edge of the back side of the front door. This appears to be a cosmetic item at this time. Location: Foyer - lower inside edge of the front door Task: Repair Time: Discretionary 8. Condition: Binds The sliding glass doors to the lanai get difficult to slide when they reach about half open. Recommend servicing the door wheels and rails. Implication(s): System inoperative or difficult to operate Location: Balcony - sliding doors Task: Service Time: Discretionary APPLIANCES \ Refrigerator 9. Condition: Replace the rusted wire shelf in the freezer. Location: Kitchen - Refrigerator/Freezer Task: Replace rusted freezer shelf Time: Discretionary
END OF REPORT
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Report No. 1007
REFERENCE LIBRARY 75-5782 Alii Drive, Kailua-Kona, HI SUMMARY
ROOFING
EXTERIOR
www.msahomeinspections.com
March 20, 2017 STRUCTURE
ELECTRICAL
HEATING
COOLING
INSULATION
PLUMBING
INTERIOR
HREFERENC The links below connect you to a series of documents that will help you understand your home and how it works. These are in addition to links attached to specific items in the report. Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS 02. EXTERIOR 03. STRUCTURE 04. ELECTRICAL 05. HEATING 06. COOLING/HEAT PUMPS 07. INSULATION 08. PLUMBING 09. INTERIOR 10. APPLIANCES 11. LIFE CYCLES AND COSTS 12. SUPPLEMENTARY Asbestos Radon Urea Formaldehyde Foam Insulation (UFFI) Lead Carbon Monoxide Mold Household Pests Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE 14. MORE ABOUT HOME INSPECTIONS
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Report No. 1007
REFERENCE LIBRARY 75-5782 Alii Drive, Kailua-Kona, HI
March 20, 2017
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